806 flats for sale in LE2

INVESTMENT OPPORTUNITY - ABBEY LANE - FLAT WITH SHOP - ?1,500 PCM * Seths Estate Agents are pleased to bring to market this exceptional mixed-use investment opportunity located on Abbey Lane in Leicester, comprising a fully fitted ground floor barbers shop and a self-contained flat above offering a compelling dual-income proposition for investors. The ground floor commercial unit is currently operating as a fully fitted barbers shop with one year remaining on the lease, currently achieving ?650 per calendar month. The self-contained flat is currently achieving ?850 per calendar month and is arranged across two floors, briefly comprising an entrance hall, a well-appointed kitchen, a dining room, and a bathroom on the lower level. To the upper floor are three bedrooms, a separate WC, and a landing with loft access. With a combined income of ?1,500 per calendar month, this property offers an excellent and immediate return on investment in a well-connected Leicester location. Contact Seths

Description No upward chain Beautiful ground-floor apartment with courtyard gardens Located within the grounds of Swithland Court Pooled communal parking and a separate private garage Approximately 5 acres of stunning communal grounds Two double bedrooms and a bathroom Shaker-style kitchen/breakfast room Peaceful setting in the prestigious Charnwood Forest EPC Rating: C Council Tax Band: D General Description Smiths Property Experts are delighted to introduce a charming ground-floor apartment within the grounds of Swithland Court, an elegant Edwardian country home located on the prestigious Brand Hill in Woodhouse Eaves. The property offers a private and secluded position and features beautiful courtyard gardens to the rear. Additionally, the property includes pooled communal parking, a separate private garage, and access to approximately 5 acres of stunning communal grounds. The Property This delightful property is well-maintained by the current occupants. The living space extends to

Situated at Maxwell Lodge on Northampton Road in Market Harborough, this ground-floor one-bedroom flat offers convenient, easy-access accommodation with the added benefit of access to a patio and garden area, adjacent to the Town Centre next to Welland Park. Prioritizing safety and security, Maxwell Lodge is equipped with an emergency Careline system monitored by the onsite Lodge Manager during the day and the Careline team 24/7, 365 days a year. Integrated intruder alarms, secure video entry systems, and advanced fire and smoke detection systems in both apartments and communal areas offer unparalleled peace of mind. The property includes a spacious living/dining room, providing plenty of room for both relaxing and entertaining. The separate bedroom offers a comfortable space with ample built in storage, while the ground-floor position makes the property easily accessible without the need for stairs. Outside, the patio and garden area provide useful additional space to sit outdoors and

Delighted to offer for sale this SPACIOUS STUDIO apartment in WHETSONE. Located in this sought after village location is this well presented studio on the FIRST FLOOR, in this small block of just eight apartments built in 1985. Entered via a communal entrance with staircase leading to the first floor, the apartment briefly comprises a lounge/bedroom with open plan kitchen, dressing area and shower room. Benefiting from FAR REACHING VIEWS from the rear of the flat with double aspect windows and COMMUNAL PARKING to the rear with an EV CHARGING POINT. Great First Time Buy or Investment.COMMUNUAL ENTRANCEAccessed via double glazed door leading into communal hall area with door to rear leading out into the parking area, staircase rising to the first floor.LOUNGE/BEDROOM4.03 max reducing to 2.55 x 4.50 max reducing to 2Front door, fuse box, two radiators, double glazed window to side and rear aspects.OPEN PLAN KITCHEN2.36 x 1.59 (7'8 x 5'2 )Fitted units with worktops and tiled splash backs,

This property is to be offered for sale by PROPERTY SOLVERS ONLINE UNCONDITIONAL AUCTION (28-DAY IMMEDIATE EXCHANGE). Property Solvers Online Auctions is delighted to present this beautiful 414 sq ft 1-bedroom flat located in 19 Yeoman Street, Leicester. This property is a perfect investment for a savvy investor to add to their portfolio. This well-presented one-bedroom tenanted flat is situated at 19 Yeoman Street, Leicester, and offers an attractive investment opportunity in a popular and convenient Leicester location. The property is currently let, providing an opportunity for an investor to acquire an income-producing asset with an existing tenancy in place at an 18% gross yield (based on current guide price). The flat provides a practical layout with a comfortable open-plan lounge diner (125.55 sq ft), fitted kitchen (45 sq ft), one well-proportioned bedroom (101.65 sq ft), a modern bathroom (41.54 sq ft) and a private balcony and private allocated parking. The flat is well suited

With just 58 apartments, Elizabeth Place fosters a genuine sense of community. Every detail has been considered to support independent living with the reassurance of help when needed. Security features include a camera entry system, intruder alarms, and a 24-hour emergency call line, ensuring you always feel safe and supported. The development is just one mile from Market Harboroughs vibrant town centre, home to cafs, restaurants, shops, a post office, banks, and a bustling market square. A bus stop just 0.2 miles away makes getting around simple and stress-free. Step inside and enjoy this south-facing apartment with a walk-out balcony overlooking the landscaped gardens, perfect for a morning coffee or relaxing on a warm evening. The modern kitchen is fully equipped with integrated appliances for move-in ease. The bedroom is a good sized double benefiting from a walk-in wardrobe for smart and easy storage. Finally the contemporary wet room is spacious and includes high quality fittings

Conveniently located from Melton Mowbray town centre and its excellent range of amenities is this spacious and naturally light ground floor apartment, providing ready to move in to accommodation and offered to the market with no chain. This rare designed provides a fitted breakfast kitchen and a separate lounge which is quite unique of similar apartments. There are two bedrooms with bedroom one having an en-suite shower and a separate main bathroom. The property is decorated and floored in neutral colours throughout with modern Dimplex electric heaters, telephone intercom system, allocated parking and well maintained communal grounds that surround the apartment. Early viewing is strongly recommended to appreciate the size of accommodation and its ideal setting, being located on the ground floor with pleasant views

SHOP WITH TERRACED HOUSE - INVESTMENT OPPORTUNITY - UPGRADING WORKS * Seths Estate Agents are pleased to bring to market this unique investment opportunity comprising a shop with an adjoining terraced house located on Southfields Drive in Eyres Monsell, Leicester. In need of upgrading works throughout and offered to the market with no onward chain, this is a compelling proposition for investors and developers looking to acquire a versatile mixed-use property with genuine potential. To the rear, the property features an ample sized slabbed garden with two brick-built sheds, enclosed by a brick-built perimeter, with potential to extend, subject to the necessary planning permissions. The shop briefly comprises a shop front with access to a cellar, a lobby with WC, sink, and shower cubicle, and a utility room with access to the rear garden. The adjoining terraced house is arranged across two floors, comprising an entrance, a lounge, a sitting room with access to the rear garden, and a well

Corley Estate Agents are pleased to offer this spacious and well-presented apartment located at Colton Square within the St. Georges Cultural Quarter. With views over St Georges Churchyard, the apartment creates a perfect blend of urban and scenic living. The building location provides easy access to Leicester Railway Station, the city centre Universities and Leicester Royal Infirmary, in addition to the range of amenities including a wide variety shops, gyms, cinema & theatres, bars restaurants. In addition, the Leicester Highcross shopping centre, offers a John Lewis superstore and other shopping, all within walking distance. The apartment includes secure key coded/fob communal entrance, lift to all floors, allocated secure parking (x1), and has accommodation briefly comprising hall, open plan living area and kitchen, two double bedrooms, bathroom (en suite) and shower room. Hall With airing cupboard and door entry security phone. Open Plan Living Area - 1610 x 137 With hardwood floo

Occupying the top two floors of this distinctive city centre development, a spacious and well-presented two bedroom duplex apartment offering impressive accommodation, a full-width balcony with city views and secure underground parking.LocationThe Needleworks is a purpose-built apartment complex offering contemporary and stylish living in a quiet position but conveniently close to the city amenities. The location gives excellent access to Curve Theatre and The Phoenix Square Cinema, the professional quarters, universities and hospitals, plus the mainline railway station with links to London St Pancras in just over an hour.AccommodationThe property is entered into via a generous entrance hall with engineered wood flooring and a striking metal spiral staircase to the upper floor. A useful storage cupboard provides space for coats & shoes. The principal bedroom is an excellent-sized double room with fitted wardrobes and an en-suite bathroom comprising a bath with shower over, wash hand ba

First time on the market for 27 Years. We are delighted to offer for sale this SPACIOUS and well presented GROUND FLOOR corner apartment in the sought after DUKES DRIVE development in STONEYGATE The flat briefly comprises a PORCH, entrance hall, LOUNGE/DINER. kitchen, three bedrooms and a bathroom. Benefiting from having direct access onto a TERRACE AREA leading onto well maintained COMMUNAL GARDENS. Well located for Leicester City Centre and walking distance to Queens Road with its selection of boutique shops, coffee shops, and restaurants.PORCH1.17 x 0.99 (3'10 x 3'2 )Front door, door leading into,ENTRANCE HALL7.38 x 0.90 (24'2 x 2'11 )Coving, entry phone, fuse box, built in cupboard with heated towel railL SHAPED LOUNGE / DINER5.47 max reducing to 2.87 x 7.34 max reducing to 3Gas fireplace, coving, three radiators, double glazed window to front aspect, three frosted double glazed windows to side aspect, sliding double glazed patio doors to rear aspect leading out onto outdoor terrac

Situated within Great Bowden Hall, dating back to 1851 and converted by Enterprise Heritage in 1997, this two bedroom apartment offers a good combination of period character, generous living space and access to approximately 15.9 acres of communal grounds. Great Bowden is a popular village with Bowden Stores, post office, caf and homewares store all within walking distance, whilst Market Harborough and the train station are a short drive away. Apartment 2 has its own private entrance, leading into the Entrance Hall with high ceilings, Guest WC and stairs to the mezzanine and first floor. The main Living/Dining Room is a particularly good-sized open-plan space with 14ft ceilings, sash windows and two sets of French doors opening onto the gardens. There is an ornate fireplace, decorative ceiling roses, coving and deep skirting boards, with a step down into the dining area. The Kitchen has a range of wall and base units with solid wood work surfaces, tiled flooring, integrated oven, four-

Nestled in a modern development close to the heart of Anstey, this delightful two-bedroom top-floor apartment offers an excellent opportunity for first-time buyers or investors. Presented with no onward chain, this property is ready for its new owner to move in and enjoy. Accessed through a communal entrance with stairs leading to the upper floors, the apartment welcomes you into a bright and inviting entrance hallway. This central hub provides access to all aspects of the accommodation, ensuring a practical and well-laid-out living space. The lounge/diner is a comfortable area, illuminated by windows overlooking the front elevation, creating a pleasant atmosphere for relaxation and entertaining. It features an electric pebble-effect fire, adding a touch of warmth and charm, and offers ample space for both living and dining furniture. An archway seamlessly connects this space to the kitchen. The kitchen is thoughtfully designed with a range of wall and base units, providing ample stora

A well-presented first floor, two-bedroom apartment located within the Gerrard Court development, just a short walk from the centre of Uppingham. The property offers a bright living room with a feature fireplace and direct access to a private balcony, providing an open outlook and space for seating. The separate kitchen is fitted with a range of modern units, integrated appliances, and ample worktop space. There are two double bedrooms, both with built-in storage, along with a well-appointed bathroom and additional hallway storage. Further benefits include secure entry and maintained communal areas. The apartment is ideally positioned within easy reach of Uppinghams shops, amenities, and schools, making it a practical choice for a range of buyers including first-time purchasers, downsizers, or investors

Council tax band: B. Tenure: Leasehold. Lease remaining (For Leasehold tenure): 102 (in years). Service charge (For Leasehold tenure): 781.13 per year. Review period: 1. Ground rent (For Leasehold tenure): 133.01 per year. Review period: 1 (in years). Discover the perfect blend of modern living and convenience with this exceptional two-bedroom apartment located in the heart of the town center. This second-floor residence features double glazing, central heating, and a security alarm for your peace of mind. Enjoy a spacious lounge that flows seamlessly into a fitted kitchen, while the master bedroom boasts an en-suite for added luxury. Additional highlights include a well-appointed bathroom, communal gardens, and allocated secure parking with extra visitor spaces. With no chain involved, this is an opportunity not to be missedschedule your viewing today. Property additional info Entrance Hall: having two ceiling light points, electric heater, storage cupboard and loft access. Lounge: 16

Council tax band: A. Tenure: Leasehold. Lease remaining (For Leasehold tenure): 114 (in years). Service charge (For Leasehold tenure): 1389 per year. Ground rent (For Leasehold tenure): 50 per year. Discover the perfect blend of comfort and convenience with this spacious second-floor flat, ideally located within easy walking distance of Hinckley Town Centre and the train station. Featuring efficient heating and uPVC double glazing, this property ensures a warm and inviting atmosphere year-round. The layout includes an entrance hall, a bright lounge, a functional kitchen, a cozy bedroom, and a well-appointed bathroom, making it an ideal choice for individuals or couples. Additionally, the external parking area adds to the practicality of this home, and with no upward chain, you can move in without delay. Property additional info Entrance Hall: having light and storage cupboard, doors off. Lounge: 4.30m x 3.94m (14' 1 x 12' 11) having uPVC double glazed window, ceiling light point, dado

Council tax band: B. Tenure: Leasehold. Lease remaining (For Leasehold tenure): 105 (in years). Service charge (For Leasehold tenure): 1680 per year. Ground rent (For Leasehold tenure): 100 per year. Discover the perfect blend of comfort and convenience with this stunning two-bedroom first-floor flat, ideally situated in the heart of Hinckley. Crafted by reputable local builders, this residence features double glazing and electric heating for year-round comfort. Enjoy the spacious entrance hall leading to a bright lounge with a fully fitted kitchen, perfect for entertaining. The master bedroom boasts an en-suite, complemented by a separate bathroom for added privacy. With allocated private gated parking and no upward chain, this property is an exceptional opportunity for modern living in a vibrant town center. Property additional info Lounge: 4.02m x 3.13m (13' 2 x 10' 3) having French doors with retaining cast iron safety barrier, eight ceiling spot lights, electric heater, laminate w

Council tax band: A. Discover the perfect blend of comfort and convenience with this first-floor duplex apartment, ideally situated within walking distance of the town centre and The Crescent, offering easy access to shops and transport. This deceptively spacious property features an inviting entrance hallway, a well-equipped kitchen, a cozy lounge, and a modern shower room, while the upper floor boasts two generously sized bedrooms. This apartment is not only a fantastic home but also an ideal buy-to-let investment opportunity, making it a smart choice for savvy investors. Property additional info Kitchen: 8' 10' x 7' 7' (2.69m x 2.31m) With a range of white fitted kitchen consisting inset single drainer sink unit, mixer taps above and cupboard beneath. Further matching range of floor mounted cupboard units, contrasting roll edge working surface above and decorative tiled splash backs. Further matching range of wall mounted cupboard units and integrated hob, grill and oven beneath. At

This very well presented one double bedroom flat offers an excellent purchase opportunity for first-time buyers, investors, or those seeking a convenient base close to Hinckley town centre. Stepping inside, you are greeted by a welcoming entrance hall that leads to a bright and spacious living dining area, thoughtfully designed to maximise comfort and functionality. The main living space provides ample room for both relaxing and dining, with neutral dcor and large windows that allow plenty of natural light to fill the room. The adjoining kitchen is fitted with a range of modern units and work surfaces, offering practical storage solutions and space for essential appliances, making meal preparation both easy and enjoyable. The generous double bedroom is positioned to provide a peaceful retreat, comfortably accommodating a double bed and additional furniture such as wardrobes or a dressing table. A well-appointed shower room completes the accommodation, featuring a contemporary suite wit

Council tax band: A. Tenure: Leasehold. Lease remaining (For Leasehold tenure): 134 (in years). Apartment 6, Mallory House, Hinckley, Leicestershire, LE10 1US, We are acting in the sale of the above property and have received an offer of 89,950 on the above property. Any interested parties must submit any higher offers in writing to the selling agent before exchange of contracts takes place. Property additional info Entrance Hall: having light point and built in airing cupboard. Lounge: 6.94m x 3.31m (22' 9 x 10' 10) approx having light point, electric heater and uPVC double glazed French door style window. Kitchen Area: 2.67m x 1.91m (8' 9 x 6' 3) approx having light point, range of matching wall and base units with work surfaces over, single bowl drainer sink unit, plumbing for automatic washing machine and built in oven with electric hob. Bedroom: 4.42m x 3.22m (14' 6 x 10' 7) approx having ceiling light point and electric heater. Bathroom: 2.34m x 1.91m (7' 8 x 6' 3) approx having

HomeMove Estate Agents are pleased to offer to the market this stunning three-bedroom second-floor apartment WITH GARAGE located in the heart of Leicester in the ever-popular area of Stoneygate. The accommodation in brief comprises a communal entrance leading to the second floor and the apartment, hallway, lounge, kitchen, utility, three bedrooms and a bathroom. On entering the property, the apartment benefits from an internal hallway providing access to all the accommodation, which includes a lounge/diner accessed via double doors with a window to the far corner. The kitchen is fitted with a range of wall and base units with space for a freestanding oven and extractor over, and with there being space and plumbing to house several other appliances. There are three bedrooms in the apartment and a family bathroom comprising a panel bath with shower over, low-level flush WC and wash hand basin. Outside, the property benefits from having access to a garage. Situation: Located in one of Lei

A SPACIOUS TWO DOUBLE BEDROOM apartment situated in this popular KNIGHTON COURT on Knighton Park Road. The apartment is on the first floor with lift access and boasts large rooms, on entering you are greeted with a spacious hallway with all the rooms leading of it. There is a lounge/diner with access to a balcony, two double bedrooms, fitted kitchen with a separate utility area and bathroom. Knighton Court is set back from the road with communal gardens and a carriage driveway offering off street parking. This apartment benefits from having its own GARAGE. Leasehold with a SHARE OF FREEHOLD and close to Victoria Park, Queens Road, Leicester station and the Universities.COMMUNAL ENTRANCECommunal front door with entry phone system, leading into communal entrance with lift and stairs access to all floors.ENTRANCE HALLWAY8.34 max x 2.28 (27'4 max x 7'5 )Front door, entry phone attached to wall, three built in storage cupboards, radiator.LOUNGE/DINER5.98 x 4.32 (19'7 x 14'2 )Picture rails,

We are pleased to offer this ONE DOUBLE BEDROOM top floor apartment in LEICESTER. This SPACIOUS flat briefly comprises of an entrance hall, lounge, open plan kitchen, and bathroom. Conveniently located for Leicester City Centre and with PARKING this would suit a FIRST TIME BUYER. VIEWING IS RECOMMENDED - CALL BARKERS NOW ON 0116 2709394COMMUNAL AREAAccessed via secure door with entry phone and stairs leading to:ENTRANCE HALL3.27 x 2.81 max reducing to 0.88 (10'8 x 9'2 maxL-shaped, double glazed front door, radiator, two build in storage cupboards.LOUNGE4.01 x 3.61 (13'1 x 11'10 )Radiator, double glazed window to front aspect.KITCHEN3.10 x 1.88 (10'2 x 6'2 )Fitted units with worktops, part tiled walls, sink with drainer, built in electric hob with oven below and extractor above, plumbing for washing machine, space for fridge/freezer, Radiator, built in cupboard housing. 'Worcester' boiler.BEDROOM4.06 x 2.92 (13'3 x 9'6 )Fitted wardrobe, radiator, double glazed window to front elevation.

INVESTMENT PROPERTY - IMPRESSIVE GROSS YIELD Located on the first floor of this popular apartment block in Loughborough town centre, this ready-made investment property boasts a strong letting history. Accessed via a communal entrance, you can reach the first floor by either stairs or lift. The accommodation comprises an entrance hall, open-plan living kitchen, two double bedrooms, and a three-piece bathroom. The property also benefits from secure parking within the adjoining NCP car park at The Rushes Shopping Centre. Leasehold. Contact us today for more information. Please be advised the vendor of this property is a connected person to Nick Humphreys Estate Agents.TenureLeaseholdLength of Lease: 125 years. Years Left: 103.Ground Rent: ?25 Biannually.Service Charge: ?602.58 Biannually.Council Tax BandCharnwood Borough Council Council Tax Band: BViewingsPlease contact David, Julie or Henry at our office to arrange your viewing. All viewings are by appointment only.Call us today to book

A renovated one-double-bedroom first-floor apartment offering a sociable open-plan kitchen and living space, a refitted shower room, useful loft storage and residents parking to the rear. The current owner has carried out a comprehensive programme of improvements, including new electric radiators, updated lighting, replacement internal doors, a new consumer unit and a new water pump. The open-plan living area is centred around a fitted kitchen with breakfast bar, while the rear double bedroom is finished with a panelled feature wall, creating a warm and inviting space. With its own private entrance and a thoughtful combination of practical upgrades and contemporary finishes throughout, the apartment offers an appealing, ready-to-enjoy home. Entrance Hall: The property is entered through its own private front door, opening into the entrance hall with doors providing access to each of the rooms. A loft hatch provides access to the loft space, which is partly boarded to provide useful add

A well-presented ground floor one-bedroom flat offering comfortable, low-maintenance living in a convenient and sought-after Leicester location. An ideal opportunity for first-time buyers, downsizers or investors, the property also benefits from allocated parking, a garage and a new lease on completion. The accommodation comprises a welcoming entrance leading to a good-sized lounge/diner, providing ample space for both relaxing and entertaining. The modern fitted kitchen offers a practical and stylish space for everyday cooking, while the generously proportioned double bedroom provides comfortable accommodation. Completing the interior is a contemporary shower room/WC. Externally, the property benefits from the added convenience of allocated off-road parking and its own garage, providing useful additional parking or storage space. The Sycamores is well positioned for enjoying everything Leicester has to offer. North Avenue provides convenient access to the city centre, with a wide rang

A two-bedroom first-floor apartment positioned in the centre of Quorn village, offering an open-plan living and kitchen arrangement, a south-facing balcony and an allocated parking space to the rear. The property is offered with no upward chain and benefits from 979 years remaining on the lease. The accommodation also includes a fitted bathroom, useful storage, an intercom entry system and a new combination boiler installed in 2026. Entrance & Open-Plan Living Space: The apartment is entered on the first floor through its front door, opening directly into the main open-plan living and kitchen area, with doors providing access to the remaining accommodation. Immediately to the left is a useful storage cupboard, providing space for household items and clothing while also housing the Ideal combination boiler, which was installed in 2026. The living area is finished with recessed spotlights and benefits from French doors opening directly onto the south-facing balcony, providing private out

A one-double-bedroom first-floor apartment positioned in the centre of Quorn village, with residents' and visitor parking, maintained communal gardens and accommodation comprising a living room, fitted kitchen, double bedroom and three-piece bathroom. With village amenities within easy reach, the property offers a practical option for first-time buyers, investors or those looking to downsize. Entrance Hall: The property is entered through a composite front door into the entrance hall, which provides access to all accommodation and has a central heating radiator. A separate storage cupboard is positioned off the hallway and houses the combination boiler, meters and consumer unit, while also providing useful space for household storage. Living Room: The living room has a double-glazed window allowing natural light into the room, together with a central heating radiator. The apartment's intercom entry system is located here, while a serving hatch provides a connection through to the kitch

NO ONWARD CHAIN - FIRST FLOOR FLAT - TWO BEDROOMS - ALLOCATED CAR PARKING SPACE * Seths Estate Agents are pleased to bring to market this two-bedroom first floor flat located on Larchmont Road, off Anstey Lane in Leicester. Offered to the market with no onward chain and benefitting from allocated parking for one vehicle and a communal courtyard an ideal opportunity for first-time buyers and investors alike. The property is accessed via a communal entrance hall and briefly comprises an entrance hall with intercom system and storage, a generous lounge, a well-appointed kitchen and dining area, two bedrooms both with built-in storage, and a family bathroom. Contact Seths today arrange a viewing.GROUND FLOORCOMMUNALThe property is accessed via a communal entrance hall, on first floor. Residents benefit from a communal courtyard and one allocated parking space.ENTRANCE HALL2.79m x 1.58m (9'1 x 5'2 )Laminate flooring, radiator, storage cupboard, intercom system. Accessed via a composite door

UNIVERSITY SUPERB LETTING HISTORY 9.8% GROSS YIELD ?10,800 PA INCOME LONG LEASE LOW SERVICE CHARGES We are delighted to bring to the market this well-positioned first-floor apartment, ideally located for Loughborough University and currently let to two Loughborough University students, generating a monthly rental income of ?900.00. This equates to an annual rental income of ?10,800, providing an attractive 9.8% gross rental yield. The property is accessed via an external communal staircase leading to the first floor. Internally, the accommodation comprises an entrance hall with access to all rooms, a spacious open-plan kitchen, living and dining area, two well-proportioned double bedrooms and a shower room. Further benefits include gas central heating, UPVC double glazing, UPVC front door and off-road parking. The property is offered on a leasehold basis with a long lease remaining, together with a low ground rent and service charge, making this an appealing opportunity for both establ